West River Lake Villas
Homes for Sale in Pompano Beach, FL
All 1,143 homes for sale in Pompano Beach, FL · median $375,000 · 748 condos for sale in Pompano Beach · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, the MLS records 2 closed sales in West River Lake Villas in Pompano Beach, FL since 2015, the most recent in April 2026. Across Pompano Beach as a whole, 1,205 homes closed in the last 12 months at a median of $394,999, 66 median days on market, with 1,158 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $7,840 ($7,010 with the full homestead exemption).
West River Lake Villas is a small villa community in Pompano Beach, and the current MLS snapshot is thin — no median price, no amenity set, no active inventory signal we can stand behind. That means price here is going to be set the old-fashioned way: unit by unit, on condition, interior updates, and exact location within the community rather than any headline number.
With so little data on the board as of mid-2026, both sides should treat this as a market you price by comparison, not by formula. A seller who has actually renovated should push for it and document the work; a buyer should expect a wide spread between updated and dated units and underwrite accordingly. Nobody here should anchor to a single figure they saw online.
Figures in this note are as of July 20, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside West River Lake VillasHomes for Sale in Pompano Beach, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
West River Lake Villas is an attached-villa pocket of Pompano Beach in Broward County, close enough to the coast to carry a beaches-area address while trading at villa, not single-family, terms.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who West River Lake Villas is best for.
Best for
- Buyers prioritizing a lower-maintenance attached villa over a detached house
- Buyers who value a coastal-adjacent Pompano Beach location and will pay for condition, not amenities
- Value-focused buyers willing to renovate a dated unit and hold
Probably not for
- Buyers who require resort-style amenities such as a pool, gym, or clubhouse
- Buyers who need a firm, published price range before they will engage
- Buyers set on a detached single-family home with private land
The market around West River Lake Villas
West River Lake Villas is too small for its own price trend, so here is the market around it.
In ZIP 33063, 540 homes are on the market and 16% are under contract — a slower corner of Pompano Beach.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33063 (Pompano Beach), 170 homes closed in the last 12 months at a median of $442K ($312/sq ft), down 0.2% year over year, with a median 57 days on market. Right now 50 active and 15 pending listings put supply at about 3.5 months — a balanced market. See the live ZIP 33063 housing market and the Broward County market.
ZIP and county figures describe the wider market, not West River Lake Villas specifically. Momentum Research analysis of MLS records.
The West River Lake Villas buying strategy.
If we were buying in West River Lake Villas today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in West River Lake Villas.
A condition-driven villa market
There are no community amenities identified from current listings, so the value proposition here is the home itself and the location — not a pool, gate, or clubhouse story. That keeps the pitch simple: what condition is the unit in, and what does the villa layout give you day to day.
Because we have no active price range or inventory depth to cite, the honest read is that pricing is negotiated on the merits of each unit. Buyers should walk several, compare updated versus original finishes directly, and let condition — not a round number — drive the offer.
The location and the amenities are priced into every listing in West River Lake Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small community with a thin data trail, the edge is local legwork, not a dashboard. We pull the actual recent comps unit by unit, walk the ones that matter, and tell you plainly whether an asking price reflects real updates or just optimism — and when the right move is to wait for the next listing.
West River Lake Villas in 15 seconds.
Email me new listings in West River Lake Villas
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about West River Lake Villas
Have a question about the homes, fees, rules or commute here? A Momentum agent who works West River Lake Villas will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $624/month (about $7,488/yr) · median of 16 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $624 per month ($7,488 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a West River Lake Villas buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed West River Lake Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West River Lake Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your West River Lake Villas home worth?
Get a no-obligation home value based on real comparable sales in West River Lake Villas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Pompano Beach →
Should you buy in West River Lake Villas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 6, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (2 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Recent Developments in West River Lake Villas
Development, infrastructure, retail, and school activity affecting West River Lake Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 10 miles southwest of West River Lake Villas.
Source: Bisnow - October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 10 miles south of West River Lake Villas.
Source: Hoodline - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 11 miles south of West River Lake Villas.
Source: Nomad Lawyer - July 2026Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
What it may mean for the marketAdds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The project is about 6 miles south of West River Lake Villas, elsewhere in Broward County.
Source: Florida YIMBY - June 2026Retail & Dining
Costco, Multifamily on Tap as Mixed-Use Projects Power Pompano Beach
A new 163,000-square-foot Costco with a tire center, gas station and more than 800 parking spaces is set to go before Pompano Beach planners on an 18.7-acre parcel within The Pomp development on Racetrack Road and Powerline Road. The existing Costco on West Samples Road would be converted to a business center. Separately, Vera Fund is advancing a 132-unit multifamily project with 3,700 square feet of retail at 1600 South Federal Highway.
What it may mean for the marketIntroduces a large-format warehouse retail anchor and additional housing and retail supply within a major Pompano Beach mixed-use district. The project is about 3 miles west of West River Lake Villas, elsewhere in Broward County.
Source: The Real Deal - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The project is about 3 miles southwest of West River Lake Villas, elsewhere in Broward County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Common questions about West River Lake Villas
Where is West River Lake Villas?
West River Lake Villas is a community in Pompano Beach, Broward County, Florida, ZIP 33063.
Are there homes for sale in West River Lake Villas right now?
No active listings inside West River Lake Villas at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does West River Lake Villas have an HOA or CDD?
No HOA is on record for West River Lake Villas in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
